Cond. Use Permit-Stobbe Dev.January 1 1988
STOBBE DEVELOPMENT - CONDITIONAL USE PERMIT
Proposed Action.
Staff recommends adoption of the following: The request by Stobbe
Development for a Conditional Use Permit to construct a 63 unit
apartment building is approved by resolution with conditions.
Adoption of this resolution will allow Mr. Stobbe to construct a 63
unit apartment - building.
Overview.
Mr. Stobbe is requesting a Conditional Use Permit to construct a 63
unit apartment building at Cambridge Street and Van Buren Avenue.
The applicant is also requesting to rezone the subject parcel from R -2
to R -.
Primary Issues to Consider.
Is a 3 story apartment building suitable for the site?
o Will the highway noise create unfavorable living
conditions in the proposed building?
Supporting Documents
Nancy Anderson
Community Development
Analyst
o Location Map
o Background
o Alternatives
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PLANNING COMMISSION REPORT: CUP88 -1
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CUP88 -1
Page 2
Detailed Background.
The proposed 63 unit apartment building will be located just north of
Amhurst North, off of Cambridge Street.
The apartment building will consist of one building angled at 135
degrees. The building will be 3 stories. There will be one and two
bedroom apartments.
The building will have common areas in the middle of the building.
These areas are proposed as follows:
Community Room
- Party Room
- Fitness Center
The following is a list of ordinance and proposed requirements:
R -4 Proposed
Front Yard Setback 30' 347'
Rear Yard Setback 35' 35'
South Sideyard Setback 19.5' 35'
North Sideyard Setback 19.5' 53'
Height 45' 39'
Parking 126 126
There will be 63 parking spaces underground and 63 surface parking
spaces.
The applicant is proposing white vinyl siding with black shutters.
The Fire Marshal has reviewed the preliminary plans and found them
acceptable.
The applicant is proposing tennis courts on the south side of the
property. At some future date the applicant may construct a swimming
pool on the north side of the site.
The plan shows a row of evergreens between Auburn North and the
subject site. The applicant is also planning to plant evergreens on
the other sides of the building. Much of the existing trees will be
retained on the south end of the site by the tennis courts. The
ordinance requires 83 plantings; the applicant will exceed these
requirements.
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CUP88 -1
Page 3
The site is surrounded by Highway #7 to the north, the abandoned
railroad and Highway #18 to the west, Ramsgate to the east and Auburn
North to the south.
The only access to the site will be from Cambridge Street. This
access point will be moved further north to accommodate the concerns
of the surrounding residents.
The Director of Engineering has reviewed the plans and made some
comments which have been discussed with the applicant.
Mr. Stobbe has met with residents from Auburn North. They were
concerned with the access point to the site. The applicant will move
the access further north to accommodate their concerns. They also
asked that the evergreens between the two sites be planted as soon as
possible.
Analysis.
The greatest concern to the staff is the noise from Highway #7 and
whether this noise will adversely affect the residents. Anything the
applicant can to to sound proof the building will probably be a
benefit. The landscaping proposed should help buffer the noise from
the highway.
The applicant is doing an Environmental Assessment Worksheet. This
should determine if there will be a noise problem in the apartment.
Any approval should be contingent on a favorable Environmental
Assessment Worksheet.
The building as proposed meets the requirements for an R -4 District.
An R -44 designation would be an obvious continuation of the R -4
district to the east.
The surrounding residents concerns will be met by the applicant.
There were no objections to the building by the surrounding residents.
Alternatives.
1. Approve the Conditional Use Permit. This will allow the
applicant to construct the proposed 63 unit apartment
building.
2. Deny the Conditional Use Permit. The applicant would not
be able to construct a multiple dwelling, but could
construct townhomes.
3. Continue for further information. If the Commission
feels more information is needed, the item should be
continued for another month.
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CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO: 88 -11
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION CUP88 -1 FOR CONDITIONAL USE PERMIT
WHEREAS, an application for Conditional Use Permit
entitled CUP88 -1 has been made by Stobbe Development, to
construct a 63 unit apartment building to be located
at Cambridge Street & Van Buren Avenue North.
WHEREAS, the procedural history of the application
is as follows
NOW THEREFORE BE IT RESOLVED, that the Hopkins
City Council makes the following Findings of fact in respect
to CU -88 -1:
1. That an application for Conditional Use Permit
CUP88 -1 was filed with the City of Hopkins on
December 31, 1987.
2. That the Hopkins Planning Commission reviewed
such application on January 26, 1988.
3. That the Hopkins Planning Commission, pursuant
to published and mailed notices, held a public
hearing on January 26, 1988, and continued to
April 26, 1988; all persons present at the
hearing were given an opportunity to be heard.
4. That the written comments and analysis of the
City staff and the Planning Commission were
considered.
. That a 3 story multiple dwelling is a permitted
use in an R -4 District.
2. That the proposed building meets the
requirements for an R -4 District.
BE IT FURTHER RESOLVED, that application for
Conditional Use Permit CUP88 -1 is hereby approved subject to
the following Conditions:
/,. That the subject site is rezoned from R -2 to R -4.
2. That the applicant have a favorable
Environmental Assessment Worksheet.
Adopted this 3rd day of May, 1988.
Donald Milbert, Mayor